Removing/Opening Walls in Older Homes 2

[sentimentalfool]

I have enjoyed many of the discussions in this forum, and have found them most insightful. I am posting my first question and would appreciate some general thoughts and guidance on this matter. I am aware of the need to eventually find a local structural engineer and/or architect at some point, but this is more of a feasibility or cautionary question at this point. I have a design and planning background, and some basic construction knowledge and ability, but am out of my league when discussing load-bearing walls and 100-year old construction methods. I’ll just post my question, and will be grateful for any insight or recommendations offered.

I am in the suburban Chicago area and am considering the purchase of a 1890-1910’s period two-story colonial-style house. The house is 20 foot wide by 50 foot deep. The ceilings are 10 feet high on the 1st and 2nd floors, lathe and plaster construction, and the roof is a single 12/12 ridge running front to back. I would like to add a 2-story, gabled addition off the left side of the house, starting at the left rear corner. The addition would be 16 feet wide and extending 10 feet. I have verified required easements and lot setbacks. My intent would be to create a 16-foot wide opening in the left exterior wall of the original structure on both floors in order to expand the inferior kitchen as well as create a master closet and bath upstairs. I would like to maintain the original ceiling heights with the exception of any reduction in height needed to conceal a steel or wood beam at the opening.

As well as wanting to make the house accommodate my needs on the interior, I would be returning the exterior and most of the interior to its original character, including rebuilding the wraparound porch that was removed when it received aluminum siding in the 50’s. My goal is to tastefully restore and improve this dusty gem, and allow it to compete in functionality and appearance with newer home construction, in hopes that it will be here for another 100 years, and not become another teardown statistic. The house has comfortable proportions, strong bones, and some unique details, yet the potential to become a money pit as well.

I’m basically asking if this is something that can be structurally accomplished, as well as, is it a reasonably affordable task. Without such an expansion, I don’t feel the house could be a comfortable long-term home, nor a good investment. Your thoughts, concerns and suggestions/opinions would be greatly appreciated. Also, is it feasible to consider finishing the attic to create a small office or playroom, or is it just best to generally avoid such added weight in older construction? I thank you for your expertise on the matters.

 

[SperlingPE]

This sounds feasible.
The affect of the addition on the existing house is the following:
1. Reduction of lateral load carrying capability because of the two holes being punched through the exterior wall.
2. Reduction of vertical load carrying capability becasue of the two holes being punched through the exterior wall.
3. Increase the lateral load to the existing structure becasue of the addition.

All of these can be overcome with carefull planning or with some upgrade work.
1. Verify the existing lateral load capability. Evaluate the new load and existing load. To compensate for the hole, some existing walls may have to sheathed with plywood or some other bracing scheme used.
2. A header will be required at the openings. Footings will have to be verified as well.
3. With careful planning, additional lateral load to the existing structure can be kept to a minimum.

With all upgrades and additions, there will be some hidden problem (structural, electrical, mechanical). Try to get as much information as possible. Inquire whether if some destructive investigation (tear into some walls, ceilings, floors) can be done.

 

[sentimentalfool]

Thanks SperlingPE

I tend to use reasonable caution with these things, and just wanted to be as thorough and proactive as I could be at this point. The more perspectives and considerations that I can get from those more experienced, the better off I will be. I appreciate your time and reasonable assurances on the situation.

 

[smwpe]

sentimental fool:

You have posed a problem that engineers love.

Is this a historic structure recognized by the State of Illinois?

 

[sentimentalfool]

smwpe,

No, it is not a recognized historic structure (it is hardly recognized as anything but 4 walls and a roof from the outside), nor is it in an historic district. The latter I would enjoy trying to change in time, as well as to establish a Mainstreet program for the community. While the historic residential neighborhood still has a certain charm, 60% of the homes were really "victimized" up through the 70's, in my eyes anyway. This one is like a face without a nose without it's full porch. They are all solid homes, but many of them have gone through a simplification. The interior detailed craftsmenship is still in many of them, and the neighborhood is preserved in terms of scale, proportion, traditional setbacks, alleys, sitewalks, street trees, downtown accessibility, etc.

While the street and sidewalk appearance of this house would eventually come to resemble the historical society's 1920's photos, the interior would compromisingly respect the needs of todays modern families. The house would grow from a 3br/1ba/w/narrow galley kitchen to a 4br/2.5ba/w/kitchen w/pantry&island. While many may not approve of this, I feel it is better than letting them fall apart, or get town down. It is a form of preservation, although certainly not true restoration either. The orignial woodwork and craftsmanship can hardly be matched these days... certainly not in the new plastic communities. I can even somewhat respect a few of the tasteful apartment conversions, as long as the overall character is preserved.

So I must admit I'm glad it's not a recognized historic structure. While I admire all of what the preservationists do, even with matching federal dollars, It would be cost prohibitive for me most likely. While all new hand-made windows would be wonderful, I think it's equally important to restore the appreciation for how people lived and loved these homes, while also respecting how people want to use them today. I do feel a few homes in the area deserve full protection orders on them. My personal objective would be to revitalize the neighborhood by preserving the general historic character and period charm more than anything. A re-appreciation and re-visualization has to start first in some cases. One house at a time is all I can do for now.

 

[sentimentalfool]

My previous post reads more like an emotional sermon rather than just the general background it was intended to provide. But yes, the historical preservation aspect does add a whole additional twist to all of this -- Good and bad. The whole notion of marrying old construction to new and trying to maintain detail integrity, combined with the resuting and often severe displacement of original structural forces... and even the surprize uncovering of decades of "upgrades" and even unorthodox construction retrofits. It's enough to send most running from the challenge, I think.

 

[smwpe]

3.18.05

Sentimentalfool:

Thank you for sharing this with the forum.

Here is my recommendation, and it is worth what it costs:

- Contact the legally authorized community planner in your area.

- Ask him or her what the future five year plan is for your area of Chicago.

You may be surprised.

 

[Tmoose]

Have you peeked inside any walls to see if the house was built with continuous wall studs, with the second floor joists supported by ribbon boards?

 

[sentimentalfool]

Thanks for your inquiry, Tmoose.

No, I am not yet in a situation to do any subplaster investigation. If I close on the house, I'm sure I'll have new questions for all of you soon thereafter!

Was this a common building practice, and would it negatively impact the expansion or just effect my course of construction?